7152 Fair Oaks Ave #2166 · Dallas, TX 75231

$69,500

1 bd · 1.0 ba · 588 sqft · Condo public records · 86 Days on market

Built 1975 $118/sqft · at area comps Est $70k · at est. $120/mo HOA · 11% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.8/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 1 bedroom, 1 bath loft style condo on the second floor. Great location near downtown, close to highways, NorthPark Mall and several hospitals including Presby, UT Southwestern. Ready for move in. Sec 8 Ok

Key facts

• Several hospitals
• Loft style condo
• Close to highways

Tags

• LOFT STYLE CONDO
• GREAT LOCATION NEAR DOWNTOWN
• CLOSE TO HIGHWAYS
• NORTHPARK MALL
• SEVERAL HOSPITALS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.3% in Dallas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jack Lowe Sr El (math 67% / reading 72%, grade A-, #146 of 4,322 statewide, top 4%, 526 students, 98% FRL); Sam Tasby Middle (math 27% / reading 21%, grade F, #1,301 of 1,662 statewide, top 79%, 709 students, 97% FRL); Emmett J Conrad H S (math 42% / reading 27%, grade F, #963 of 1,632 statewide, top 61%, 1,280 students, 98% FRL).
• Market conditions: Rents rising (+2.0%/yr); 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $19k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y ago; this cycle's ask has dropped $20k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 5.1

CMA / ARV

• ARV (median comp): $70,000
• List price: $69,500
• Delta: -0.71%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $3,733
• Equity at exit: $10,363

10-year hold

• IRR: 13.4%
• Equity multiple: 2.01×
• Total profit: $19,671
• Equity at exit: $6,009

Cash invested: $19,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75231

• Rents YoY: 2.0%
• Active inventory: 214
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$364
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$29
• HOA: −$120
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $252

Break-even live

Break-even rent $819

Max offer price $69,500

Occupancy floor 73%

Sensitivity live

Price	-10% $291	-5% $272	+0% $252	+5% $232	+10% $213
Rent	-10% $162	-5% $207	+0% $252	+5% $297	+10% $342
Rate	-1.0pp $287	-0.5pp $270	base $252	+0.5pp $234	+1.0pp $216

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	45d	1	0.13mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	9d	1	0.18mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	12d	1	0.18mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	12d	1	0.18mi
6003 Ridgecrest Rd Dallas, TX	1.0	1.0	634	$1,200	$1.89	9d	1	0.21mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	45d	1	0.24mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	19d	4	0.24mi
7418 Fair Oaks Ave Dallas, TX	—	1.0	715	$1,104	$1.54	45d	1	0.26mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	45d	2	0.26mi
5750 Phoenix Dr #19 Dallas, TX	1.0	1.0	605	$795	$1.31	45d	1	0.27mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	26d	1	0.30mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,045	$1.43	4d	14	0.33mi
5951 Melody Ln Dallas, TX	1.0	1.0	588	$1,075	$1.83	9d	5	0.34mi
7431 Holly Hill Dr #201 Dallas, TX	1.0	1.0	617	$850	$1.38	8d	1	0.39mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	26d	1	0.40mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$911	$1.22	1d	28	0.44mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	1d	39	0.45mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	20d	1	0.50mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	45d	1	0.51mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$850	$0.98	13d	3	0.56mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,070	$1.43	0d	4	0.56mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,054	$1.41	0d	6	0.56mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$830	$1.01	26d	2	0.56mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$820	$1.23	4d	4	0.59mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	4d	8	0.60mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,277	$1.99	5d	56	0.60mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,049	$1.21	3d	12	0.64mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$2,410	$2.26	1d	20	0.69mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	45d	1	0.77mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	23d	1	0.77mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	45d	1	0.80mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	23d	1	0.80mi
6211 E Northwest Hwy Unit G224 Dallas, TX	1.0	1.0	721	$1,950	$2.70	26d	1	0.82mi
6211 E Northwest Hwy Unit G417 Dallas, TX	1.0	1.0	397	$2,000	$5.04	20d	1	0.82mi
6211 Northwest Hwy Unit G124 Dallas, TX	—	1.0	390	$1,400	$3.59	45d	1	0.82mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	561	$1,425	$2.54	0d	1	0.88mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	636	$1,595	$2.51	16d	1	0.88mi
8611 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	561	$1,425	$2.54	14d	1	0.88mi
7557 Rambler Rd Ste 111 Dallas, TX	1.0	1.0	610	$1,182	$1.94	45d	1	0.91mi
7783 Glen America Dr Dallas, TX	1.0	1.0	700	$1,302	$1.86	45d	1	0.92mi

HOA detail condo

• Monthly dues: $120 · $1,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-04-24
   price $69,500 212-char remark

   Show marketing remark (212 chars)

   Nice 1 bedroom, 1 bath loft style condo on the second floor. Great location near downtown, close to highways, NorthPark Mall and several hospitals including Presby, UT Southwestern. Ready for move in. Sec 8 Ok

2. 2026-04-16
   price $79,900 212-char remark

   Show marketing remark (212 chars)

   Nice 1 bedroom, 1 bath loft style condo on the second floor. Great location near downtown, close to highways, NorthPark Mall and several hospitals including Presby, UT Southwestern. Ready for move in. Sec 8 Ok

3. 2026-03-05
   listed $89,900 Active 212-char remark

   Show marketing remark (212 chars)

   Nice 1 bedroom, 1 bath loft style condo on the second floor. Great location near downtown, close to highways, NorthPark Mall and several hospitals including Presby, UT Southwestern. Ready for move in. Sec 8 Ok

4. 2026-01-22
   historical $995
5. 2026-01-01
   listed $995
6. 2025-12-21
   historical $995
7. 2025-12-18
   listed $995
8. 2025-11-28
   historical $995
9. 2025-11-24
   listed $995
10. 2025-10-08
    historical $995
11. 2025-10-06
    historical
12. 2025-07-24
    price $59,900
13. 2025-07-17
    price $69,900
14. 2025-07-11
    price $79,900
15. 2025-07-05
    listed $995
16. 2025-07-04
    listed $89,900 Active
17. 2025-07-01
    historical $995
18. 2025-06-11
    price $995
19. 2025-05-31
    historical
20. 2025-05-21
    listed $1,195
21. 2025-04-19
    listed $96,900 Active
22. 2025-04-07
    historical
23. 2025-03-17
    price $97,900
24. 2025-02-16
    listed $109,900 Active
25. 2023-12-15
    historical $1,295
26. 2023-12-02
    listed $1,295
27. 2023-11-02
    soldstatus
28. 2021-02-25
    soldstatus
29. 2021-02-23
    soldstatus Sold
30. 2021-02-01
    status Pending
31. 2021-01-27
    historical Active Option Contract
32. 2020-12-14
    listed $58,900 Active
33. 2014-01-01
    historical
34. 2013-07-19
    listed $21,500 Active
35. 2012-09-26
    soldstatus
36. 2012-09-25
    soldstatus Closed
37. 2012-09-20
    status Pending
38. 2012-08-27
    price $15,000
39. 2012-03-30
    listed $17,000 Active
40. 2011-04-05
    historical
41. 2010-11-09
    price $15,000
42. 2010-11-03
    listed $17,500 Active
43. 2004-05-05
    soldstatus
44. 1998-02-05
    soldstatus
45. 1998-01-08
    soldstatus
46. 1988-01-20
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,603 · $134/mo
• Projected year-2 tax: $1,603 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,657
• − Mortgage interest: −$3,893
• − Property taxes: −$1,603
• − Insurance: −$348
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − HOA: −$1,440
• − Depreciation: −$2,022
• Taxable income: $2,166
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $2,505/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C+ Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,370
• Household income: $58,540
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 3482.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Hispanic / Latino 33% White 29% Black 24% Two or more races 13% Asian 9%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Philippines, India
• Languages at home: 57% English-only · Spanish 27% Other Asian/Pacific 4% Other Indo-European 3%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -359.41%
• Current HPI: 249.5841
• Rent YoY: ▲ 1.96%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+297.1% since first listed

46 events — show timeline

• 2026-04-24 Price Changed $69,500 NTREIS
• 2026-04-16 Price Changed $79,900 NTREIS
• 2026-03-05 Listed $89,900 NTREIS
• 2026-01-22 Rental Removed $995 NTREIS
• 2026-01-01 Listed for Rent $995 NTREIS
• 2025-12-21 Rental Removed $995 NTREIS
• 2025-12-18 Listed for Rent $995 NTREIS
• 2025-11-28 Rental Removed $995 NTREIS
• 2025-11-24 Listed for Rent $995 NTREIS
• 2025-10-08 Rental Removed $995 NTREIS
• 2025-10-06 Listing Removed — NTREIS
• 2025-07-24 Price Changed $59,900 NTREIS
• 2025-07-17 Price Changed $69,900 NTREIS
• 2025-07-11 Price Changed $79,900 NTREIS
• 2025-07-05 Listed for Rent $995 NTREIS
• 2025-07-04 Listed $89,900 NTREIS
• 2025-07-01 Rental Removed $995 NTREIS
• 2025-06-11 Price Changed $995 NTREIS
• 2025-05-31 Listing Removed — NTREIS
• 2025-05-21 Listed for Rent $1,195 NTREIS
• 2025-04-19 Listed $96,900 NTREIS
• 2025-04-07 Listing Removed — NTREIS
• 2025-03-17 Price Changed $97,900 NTREIS
• 2025-02-16 Listed $109,900 NTREIS
• 2023-12-15 Rental Removed $1,295 NTREIS
• 2023-12-02 Listed for Rent $1,295 NTREIS
• 2023-11-02 Sold (Public Records) — Public Records
• 2021-02-25 Sold (Public Records) — Public Records
• 2021-02-23 Sold (MLS) — NTREIS
• 2021-02-01 Pending — NTREIS
• 2021-01-27 Contingent — NTREIS
• 2020-12-14 Listed $58,900 NTREIS
• 2014-01-01 Listing Removed — NTREIS
• 2013-07-19 Listed $21,500 NTREIS
• 2012-09-26 Sold (Public Records) — Public Records
• 2012-09-25 Sold (MLS) — NTREIS
• 2012-09-20 Pending — NTREIS
• 2012-08-27 Price Changed $15,000 NTREIS
• 2012-03-30 Listed $17,000 NTREIS
• 2011-04-05 Listing Removed — NTREIS
• 2010-11-09 Price Changed $15,000 NTREIS
• 2010-11-03 Listed $17,500 NTREIS
• 2004-05-05 Sold (Public Records) — Public Records
• 1998-02-05 Sold (Public Records) — Public Records
• 1998-01-08 Sold (Public Records) — Public Records
• 1988-01-20 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,603 · +25.1% YoY. Source: county tax records.